“We were told originally that that area was to be for commercial use. Sounds like a bait and switch to me, just to fill the pockets of the developers!”
— Irvine Resident, Brian Woo

Over three years ago, Irvine residents spoke out in historically high numbers to block Irvine Company’s request to change land use rules to build apartments on a 21-acre empty lot situated on Sand Canyon and Trabuco/Great Park Blvd. Although their voices were not heard, the public made a strong statement. On May 11, 2021, Irvine Company, through their representative, Jeff Davis, scored an easy victory when the City Council unanimously voted to change the land use from commercial/retail to medium-high density residential.

Notably, Council received a record 217 public comments on the proposed land use change, with 98 percent of them against Irvine Company’s request. The 217 public electronic comments were the the highest in Irvine’s recent history. Residents called for local, walkable retail for Cypress Village, Woodbury and Great Park neighborhoods. They also expressed concern over traffic and lack of affordable housing. Read all the Public Comments here.

“Since the lot is allocated as community commercial, it should stay that way in order to keep in line with the walkable neighborhood feel”, Irvine resident, Enny Van said in her public e-comment. “We should keep car use to a minimum and this would definitely encourage walking and biking.” Irvine resident Wayne Lee said, “I have been living in Stonegate community for 8 years. The traffic on the Sand Canyon is getting worse. Our Woodbury Town Center is very congested.”

During the 2021 meeting, Mayor Farrah Khan sided with the Irvine Company, attempting to assuage concerned citizens demand for more retail by relying on FivePoint’s plan for nearby retail through FivePoint X. However, FivePoint X retail plan never got off the ground. Not until late 2026, through the efforts of FivePoint’s new CEO Dan Hedigan, will we see food and retail in Great Park.

At the 2021 Planning Area 40 scoping session Councilmember Mike Carroll unquestionably sided with Irvine Company developers. Khan and Councilmember Tammy Kim mentioned exploring the idea of mixed-use housing. Davis listened, told the councilmembers what they wanted to hear, then proceeded to expend zero effort in entertaining mixed-use housing. The Irvine Company knew they would get what they want and they loathe mixed-use.

Despite not getting the result they wanted, Irvine residents unified their voice through active participation in the local Democratic process. They established a lengthy record demonstrating concern for how the land should be used. The public’s voice should be commended regardless of the outcome.

This Thursday evening, on July 18, 2024, the Planning Commission will review and vote on recommending the City to approve the residential development plans for Planning Area 40. The agenda item and proposed development plans may be viewed here.

The Irvine Company proposes 313 market-rate large apartment homes and an approximately four-acre site to accommodate a future affordable housing development consisting of approximately 185 units. The average square footage of the market-rate apartment homes is 1,016 square feet. The plan only includes one ingress/egress drivable access point on Sand Canyon near Roosevelt and does not allow for any vehicle or pedestrian ingress/egress off Great Park Blvd.

There is no mixed-use or any food/retail space in the development and there is no mention of protected bike lanes abutting the development along Sand Canyon or Great Park Blvd. This development lacks creativity and provides no value to current surrounding residents. In essence, it’s merely a continuation of the neighboring Avella Apartments. This development is an island, surrounded by the toll road to the east, Great Park Blvd to the north, Sand Canyon to the west, and vast nothingness to the South. Despite the staff report characterizing this location as “designed to encourage walkability”, this description is opposite of the truth. To access the Jeffrey Open Space Trail, pedestrians and cyclists must cross five large intersections over the course of 1.5 miles.

Lastly, community outreach has been abysmal. No one from the City ever contacted the Cypress Village HOA nor was there ever a Town Hall on the matter. Then again, the City should refer back to the 2021 scoping session public comments to get an idea of how unpopular rezoning and copy pasting Irvine Company market rate apartment units are.

This use of Planning Area 40, after it was rezoned, is a missed opportunity for a mixed-use housing. Mixed-use could have provided first floor coffee shops, food, or light retail. This project is on the corner of two major roads which would be perfect for mixed-use. Irvine Company got away with another steal because the Irvine City Council never truly pushed creative options for this space. Let’s hope the Irvine Planning Commission pushes back.

The Planning Commission meeting begins at 5:30 PM on Thursday, July 18. You may provide public e-comments and/or comment live on zoom here.